- Total of 12,001 transactions recorded in April 2021 (+7.0% MoM).
- Median sale price per square foot: $1,528, down 1.3% from last month.
- Median monthly rent: $3,100 (+3.3% MoM).
- Most active district: District 19 (Serangoon Garden, Hougang, Punggol) with 438 sales.
- Highest gross yield: 2.78% in the CCR segment.
Based on URA REALIS data, the Singapore private residential market recorded 12,001 total transactions in April 2021, up 7.0% from the previous month. Sales volume stood at 3,649 units with a median price of $1,528 per square foot, while the rental market saw 8,352 leases at a median rent of $3,100/month. For an overview of the buying process, see our Singapore Cooling Measures Explained — Timeline & Market Impact.
Highest-Value Transactions
The top 5 transactions by total price in April 2021:
| Project | District | Price | PSF | Size (sqft) | Type |
|---|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | D10 | $63,700,000 | $4,291 | 14,843 | New Sale |
| LANDED HOUSING DEVELOPMENT | D10 | $48,000,000 | $1,697 | 28,288 | Resale |
| LANDED HOUSING DEVELOPMENT | D10 | $29,000,000 | $1,857 | 15,621 | Resale |
| LANDED HOUSING DEVELOPMENT | D10 | $28,000,000 | $1,643 | 17,045 | Resale |
| SEVEN OAKS | D10 | $23,200,000 | $1,400 | 16,569 | Resale |
Key Figures at a Glance
Sales Market Deep Dive
The private residential sales market recorded 3,649 transactions in April 2021, representing an increase of 20.7% month-on-month. The median price per square foot was $1,528 (down 1.3% MoM), while the median transaction price stood at $1,550,000.
Transaction Mix: Resale: 2,273 (62.3%) · New Sale: 1,330 (36.4%) · Sub Sale: 46 (1.3%)
Segment Performance: CCR, RCR & OCR
Performance across Singapore's three market segments shows differentiated pricing and demand patterns. See our CCR, RCR, OCR: Singapore's Market Segments for segment definitions.
| Segment | Sales Vol. | Median PSF | Rentals | Median Rent | Gross Yield |
|---|---|---|---|---|---|
| CCR (Core Central Region) | 798 | $2,500 | 2,620 | $4,200 | 2.78% |
| RCR (Rest of Central Region) | 1,229 | $1,708 | 2,700 | $3,150 | 2.23% |
| OCR (Outside Central Region) | 1,622 | $1,155 | 3,032 | $2,600 | 2.52% |
For a deeper comparison, see Freehold vs 99-Year Leasehold: Price Premium.
Top Districts by Activity
The most active districts by sales volume in April 2021:
| District | Area | Segment | Transactions | Median PSF |
|---|---|---|---|---|
| District 19 (Serangoon Garden, Hougang, Punggol) | Serangoon Garden, Hougang, Punggol | OCR | 438 | $1,190 |
| District 9 (Orchard, Cairnhill, River Valley) | Orchard, Cairnhill, River Valley | CCR | 423 | $2,597 |
| District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | Pasir Panjang, Hong Leong Garden, Clementi New Town | RCR | 406 | $1,778 |
| District 15 (Katong, Joo Chiat, Amber Road) | Katong, Joo Chiat, Amber Road | RCR | 300 | $1,581 |
| District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) | Ardmore, Bukit Timah, Holland Road, Tanglin | CCR | 246 | $1,975 |
Notable Transactions
The highest-value transactions by price per square foot in April 2021:
| Project | District | PSF | Price | Size (sqft) | Type |
|---|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | D9 | $4,746 | $10,600,000 | 2,234 | Resale |
| LANDED HOUSING DEVELOPMENT | D10 | $4,291 | $63,700,000 | 14,843 | New Sale |
| IRWELL HILL RESIDENCES | D9 | $4,123 | $9,009,360 | 2,185 | New Sale |
| EMERALD HILL CONSERVATION AREA | D9 | $4,094 | $8,500,000 | 2,076 | Resale |
| EMERALD HILL CONSERVATION AREA | D9 | $4,039 | $6,400,000 | 1,584 | Resale |
| BOULEVARD 88 | D10 | $3,762 | $6,681,500 | 1,776 | New Sale |
| THE MARQ ON PATERSON HILL | D9 | $3,723 | $11,500,000 | 3,089 | Resale |
| TWENTYONE ANGULLIA PARK | D9 | $3,716 | $11,600,000 | 3,122 | Resale |
| TWENTYONE ANGULLIA PARK | D9 | $3,681 | $11,488,960 | 3,122 | Resale |
| WALLICH RESIDENCE | D2 | $3,656 | $6,060,000 | 1,658 | Resale |
Rental Market Snapshot
The rental market recorded 8,352 leases in April 2021, up 1.9% month-on-month. The median monthly rent was $3,100 (up 3.3% MoM).
Median Rent by Bedroom Type:
| Type | Median Rent |
|---|---|
| 1BR | $2,400 |
| 2BR | $2,900 |
| 3BR | $3,650 |
| 4BR | $6,000 |
| 5BR | $7,000 |
| NA | $3,200 |
Most Active Rental Projects:
| Project | Leases |
|---|---|
| NON-LANDED HOUSING DEVELOPMENT | 170 |
| LANDED HOUSING DEVELOPMENT | 169 |
| THE SAIL @ MARINA BAY | 79 |
| GRANDEUR PARK RESIDENCES | 65 |
| D'LEEDON | 51 |
Planning to rent? Check out our How to Visualize Lease Decay in Singapore.
6-Month Price Trends
Tracking median PSF and rent over the past six months reveals the underlying trend beyond monthly noise.
| Month | Median PSF | Median Rent |
|---|---|---|
| 2020-11 | -- | -- |
| 2020-12 | -- | -- |
| 2021-01 | -- | $2,500 |
| 2021-02 | $1,356 | $3,000 |
| 2021-03 | $1,548 | $3,000 |
| 2021-04 | $1,528 | $3,100 |
Market volatility assessment: Volatile (based on 6-month coefficient of variation of median PSF).
For longer-term analysis, see Sales Trends by Floor Size — 2025.
Supply & Demand Signals
Primary vs Secondary Market: New launches accounted for 1,330 units (36.4% of total), while resales made up 2,273 transactions and 46 sub-sales were recorded.
Unit Size Demand: 5BR+: 551 (15.1%) · 4BR: 514 (14.1%) · 3BR: 1,073 (29.4%) · 2BR: 652 (17.9%) · 1BR: 616 (16.9%) · Studio: 243 (6.7%)
Price Distribution: $500K-1M: 590 · $1M-1.5M: 1,122 · $1.5M-2M: 860 · $2M-3M: 539 · $3M+: 538
Explore our latest Top 10 Most Affordable Condos for featured developments.
Outlook & What to Watch
Following the pandemic recovery, Singapore's property market rebounded strongly in 2021 with pent-up demand driving volumes higher across all segments.
Key takeaways for April 2021:
- Prices have softened with median PSF falling 1.3% month-on-month.
- Rents are holding firm with median rent up 3.3% MoM.
- The resale market remained the primary source of transactions, indicating steady demand for existing stock.
- The CCR-to-OCR price premium stands at approximately 116%, above historical averages.
Useful resources: How to Use the End-to-End Investment Calculator · DSCR: Debt Service Coverage Ratio for Rental Properties
Bedroom Type Analysis
Prices and rents broken down by unit type help buyers identify value across different bedroom configurations.
| Bedroom | Median Sale Price | Median Rent | Est. Gross Yield |
|---|---|---|---|
| 0 | $978,000 | -- | -- |
| 1 | $1,209,605 | -- | -- |
| 1BR | -- | $2,400/mo | -- |
| 2 | $1,330,388 | -- | -- |
| 2BR | -- | $2,900/mo | -- |
| 3 | $1,450,000 | -- | -- |
| 3BR | -- | $3,650/mo | -- |
| 4 | $2,216,450 | -- | -- |
| 4BR | -- | $6,000/mo | -- |
| 5 | $3,900,000 | -- | -- |
| 5BR | -- | $7,000/mo | -- |
| NA | -- | $3,200/mo | -- |
Yields are gross estimates: (monthly rent × 12) / median sale price. Actual net yields vary with maintenance, taxes, and vacancy.
Useful Resources
- How to Calculate Seller's Stamp Duty (SSD)
- How to Use the End-to-End Investment Calculator
- How to Evaluate Mortgage Refinancing
- Singapore Cooling Measures Explained — Timeline & Market Impact
- Conservation Shophouse Investment — Heritage, Scarcity & No ABSD
- Punggol Digital District Guide — How a Tech Hub Changes Property Values
- Capital Gains and Appreciation: How Values Grow
- DSCR: Debt Service Coverage Ratio for Rental Properties
- SSD Explained: Seller's Stamp Duty and Holding Periods
Official Sources: URA · URA REALIS · MAS · SORA Rates · BSD Rates · ABSD Rates · CPF Housing
Methodology & Sources
This report is compiled from transaction data published by the Urban Redevelopment Authority (URA) via the REALIS system. Median values are used throughout to minimise the impact of outliers from exceptionally high or low transactions. Month-on-month (MoM) and year-on-year (YoY) changes compare like-for-like periods.
Gross rental yield is calculated as (median monthly rent × 12) / median transaction price. Market segment classifications follow URA definitions: CCR (Core Central Region), RCR (Rest of Central Region), and OCR (Outside Central Region). Interest rate references use the Singapore Overnight Rate Average (SORA) published by MAS. Stamp duty rates reference IRAS BSD and ABSD schedules.
Data coverage: 1013 condos with sales data and 1652 with rental data out of 3429 tracked properties for April 2021.